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Soft Inspections Harm The Consumer

John McKenna

AMERICAN HOME INSPECTION

Should the Inspector educate the Client beyond just stating what
he can see? Yes. We should write the report to include education
about potential problems that may develop or that cannot be seen
by our visually limited inspection. Even at the risk of inflaming
fears in the process and the anger of Realtors. The Client needs to
loose their virginity about issues of concerns weather they like it
or not. Just to make them "feel good" is the sin you are saving them
from.

Example:

In Texas, it is required to list the foundation in "need of repair"
just for having water ponding near the foundation area. I would
also recommend explaining that moisture in the soil from the water
ponding areas can cause expanding pressure in the soil and
possible damage to the foundation in some cases.

Also it should be noted that Foundations on some soils require
adequate and even moisture around the perimeter to prevent
movement. An even watering program should be maintained
year-round. Trees and other foliage can sometimes cause
transpiration damage. Water should not be allowed to pond
or erode along sides of the foundation.

Even though there is no visible damage YET... it would be
negligent to omit this information to make everyone feel
good. It could be said that everything looks OK... but
the Inspector looks at things with a higher wisdom and
discernment.

The report that is written to educated and inform will make some
people think about issues that are more complex than they are
normally willing to deal with, but it is our duty to educated
and protect the Client, not help the Realtor soft sell the
report and make a commission on the sale.

One of the most common insurance claims are about poor
grading and drainage and the affect it has on a house and
foundation. Moisture is destructive in many way.

Every time I comment on a moisture stain I always include
the statement "moisture can be conducive to fungi-mold,
decay and wood destroying insects that may not be
visible by this inspection". The first time you get sued
for all the stuff that moisture can do to a house, you'll learn
to educate your Client and stop giving them soft and
easy words.

Every discrepancies related to the electrical system should be
considered as safety hazards. To not state this is to set
yourself up for big trouble. Who cares if the Realtors think
this is being too alarmist... it's the truth. It takes less
than 1 amp of electricity to kill a person. It happens all
the time.

A simple pile of leaves on the roof valley can create a leak
so fast it will make your house swim in mold in no time. It
is a big deal if not corrected ASAP and it needs inspected
by a Professional Roofer before closing. It happens all the
time.

"Soft words" hurt the Client in the end and sets up the Inspector
for a law suite. The Realtor will not even remember your name
when it hits the fan.

Keith Swift, PHD, said that doing a home inspection is like
walking through an unseen mine field and should be treated as
such. I agree with him and recommend that everyone read his
book "To Inspect And Protect".

John B McKenna is a Certified Master Inspector serving the East Texas area. John has been licensed by the Texas Real Estate Commission (TREC) and approved by TREC as an inspector trainer. He has more than 25 years experience in the construction industry and is certified by the National Association of Certified Home Inspectors (NACHI). He continues to update his yearly education and testing requirements. Visit his company website at www.texas-inspection.com, or call his office at 1-888-818-4838 (Toll Free) for more information.

Complete Home Inspection Service For Conroe, Lufkin, Bryan, Crockett, College Station, Livingston, Palestine, Nacogdoches, Athens, Jacksonville, Huntsville, Lake Palestine, Lake Conroe, Lake Livingston, Corsicana.

Posted by John McKenna on 04/23/2007 10:04 PM

Comments (4)

soft inspections harm

This post has been included in Texas Information

4 Comments on Soft Inspections Harm The Consumer

APR

2007

Thanks for you response back to me today. Do you do your own inspections or do you have a team?

I do all my own inspections.

APR

2007

Hi John. I respect your profession and I realize you have been forced into this mentality by our litigious society. However, this is where you and I part ways. You are hired to identify existing defects, not prophesy calamities. "What-ifs" are always fun, but often result in undue alarmism. If the purlins are braced at 5 feet on center instead of 4 feet on center, then write that down. There is absolutely no reason to expand on this. Citing a possible roof collapse in the future is superfluous and beyond the scope of your duties as a home inspector. Thanks for reading.

Gregory,

I notice those who disagree with this style of reporting always use exagerated extremes in their examples to refute this logic. When you use the phrase of a "roof collapse", you reveal a slight dishonesty. No average inspector is going to predict a "possible roof collapse" based on the example you used. However it would be fair to say the improper supports in the roof-attic structure may cause future problems, no?

The problem that you run into when you do not educate the Client about the related cause and affect that certain repair items may have... is that many Realtor will use the lack of information in the report, along with the lack of knowledge that most Consumers have... and they will explain away a problem as "no big deal" and then claim later that it's not their fault when the little thing developed into a huge problem. Many Realtors do not have the forsight to even see their lack of wisdom... or as the old saying goes... they know enough about repairs to be dangerous. Why? Because unless they see something about to collapse, they indeed see it as "no big deal".

The sad thing is... many Realtors will do it so much and for so long... it seems right in their twisted minds and the idea of educating the Consumer is seen as a sin because it might kill the deal to tell the Consumer the whole truth.

When the Lawyers tear into the Inspector for NEGLIGENCE, it will based on the lack of information that the Inspector choose not to say.

I always tell people who want to debate my findings to write their own opinion about it and sign their name and license number on the report. At that point they all shut-up. Everyone has an opinion until they have to sign their name.... LOL.

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